Tag Archives: mariners mile

Newport Village — as of October 2018
Application submitted for large project on Mariner’s Mile

Latest news: The application filed on December 4, 2017, remains “incomplete,” but the property owner erected “story poles” (poles between which strings representing edges of a planned building are hung and draped with flags) from May 21 through 24, to illustrate, for the benefit of Newport Heights neighbors, the size of part of the proposed construction. Since then the applicant has been conferring with a coalition of area residents and business owners calling itself Protect Mariner’s Mile. Meanwhile, on October 18 — despite promises that none of the existing uses would be changing prior to approval of the redevelopment — the Planning Commission heard an application to convert the existing office building at 2244 West PCH into a luxury automobile showroom. A decision on that application has been deferred to their November 8 meeting.

Project Overview: This is a proposal for a major “mixed use” development on the former “Ardell” properties (11.05 acres) along Mariner’s Mile (at the present Duffy Boats through A’maree’s sites and the boat sales/storage yard across PCH from them). As presented, it would consist of 175 residential units, 240,650 square feet of office, retail and restaurant uses, and a new 75-boat marina. All existing buildings and uses are to be demolished, and a new signalized intersection on Coast Highway would be created to serve the project.

Why We’re Watching: In 2016-2017 the City spent considerable money on a “Mariner’s Mile Revitalization” planning effort, which was officially withdrawn pending a possible General Plan Update (which now also seems to be in an uncertain state).

Although the official purpose of the 2016-2017 effort was to solicit public input on the future of Mariner’s Mile, and develop a plan for future development consistent with that, many felt, at the time, that it’s purpose was geared more toward forcing a vision on the public to justify this redevelopment project, now known as Newport Village. In that connection, many felt the the existing Mariner’s Mile Strategic Vision and Design Framework, adopted in 2000, stated the public’s vision better than anything coming out the the new workshops.

Given public reaction to the 2016-2017 Mariner’s Mile Revitalization workshops, as well as City staff’s endorsement in 2016 of the rejected AutoNation proposal for a large new auto dealership cutting into the bluffs along Mariner’s Mile, SPON will be keeping a close eye on “Newport Village” as further details of the project emerge.

Upcoming:

November 8, 2018, at 6:30 pm: The Planning Commission is expected to make a decision on the request for a luxury car showroom at 2244 West PCH (one of the properties proposed for eventual redevelopment). See “Recent Events” for October 18, 2018.

No City-sponsored meetings are currently scheduled on the Newport Village application proper (which City staff regards as incomplete), but an Environmental Impact Report will almost certainly be required. The Scoping Meeting for that will likely be the first “official” presentation of a definite proposal to the public.

Recent Events:

October 18, 2018: As Item 6 on its agenda, the Planning Commission heard a proposal to convert the existing 15,823-square-foot office building at 2244 West Coast Highway into a pre-owned luxury automobile sales showroom. The property is outside the areas designated for auto-related uses in the Mariners’ Mile Strategic Vision and Design Framework. The Planning Commission is expected to make a decision on the application at their November 8 meeting.

May 21, 2018: The property owner erected “story poles” (poles between which strings representing edges of a planned building are hung and draped with flags) on May 21, to illustrate, for the benefit of Newport Heights neighbors, the size of part of the proposed construction. They were reportedly removed on May 24.

February 26, 2018: As reported at the Community Development Department’s Open House/Forum, the application remains “incomplete.”

Trivia: Perhaps unknown to the applicants, “Newport Village” has been in use since 1983 as the official name of the 33(?) acre planned community in Newport Center lying between Avocado and MacArthur — originally from PCH to San Miguel, but later extended to San Joaquin Hills Road. That “other” Newport Village is home to the City Hall, Central Library, Civic Center Park, OCTA Transportation Center and the Corona del Mar Plaza Shopping Center (containing Bristol Farms Market and many other shops).

Latest news: The Planning Commission’s recommendation to the City Council about City staff’s proposed “Mariners’ Mile Revitalization Master Plan,” which had been expected to come on May 18, was been re-scheduled for July 20. However, on July 18, City staff issued a statement saying they were “withdrawing” the Plan from consideration. Apparently it may return as part of the proposed citywide General Plan Update, or after the latter is completed. Meanwhile, the “Mariners Mile Hwy Configuration/Land Use Review” budget item (project ID No. 15T06), dating back to the FY2014-15 budget, remains, with $90,631 of residual funding, in the Capital Improvement Program component of the City’s FY2017-18 budget. That account appears to be the one used to fund the “revitalization” efforts. The proposed CIP also includes a “re-budget” of $49,944 toward the City’s long-delayed reconfiguration of the Old Newport/PCH intersection (see Recent Events, May 5, 2017, below). That budget item was approved as part of the larger budget at the Council’s June 13 meeting.

Overview: According to the City’s website, Mariners Mile (oddly spelled Mariners’ in the proposed new Master Plan despite existing road signs to the contrary) has been identified as an area needing revitalization. With completion of a study evaluating roadway capacity requirements for West Coast Highway, the City is evaluating existing land use policies and regulations, which it says may inhibit “revitalization” of the area. The “Mariners’ Mile Revitalization Master Plan” is ostensibly intended to identify potential refinements and barriers to revitalizing the area.

Why We’re Watching: The City contracted with PlaceWorks in May of 2016 to assist in these efforts. According to the City, the plan they develop will provide an implementation strategy to improve the area. But PlaceWorks is the same outside consulting firm (and in this case the same principal consultant) that coordinated the City meetings that led to 2014’s ill-conceived Measure Y. PlaceWorks also prepared the environmental analysis for Uptown Newport and the recently rejected Museum House high-rise residential development project.

Concern about the outside planners’ disconnect with the history and spirit of the place is exacerbated by the fact that a good portion of Mariners Mile (the so-called “Haskell/Ardell properties” and the adjacent Duffy Boat sales/rental office) has recently changed hands and will likely be the subject of major projects and proposals. As residents, we expect these projects and proposals to adhere to our General Plan rules in order to avoid spot zoning exceptions which pave the way for excessive heights and density. And as residents, we need to raise these concerns during the earliest phases of project planning.

Opportunity to Join Voices with Other Concerned Citizens: A group of residents, business people and business property owners, concerned about recent City planning decisions affecting Mariners Mile and the future direction of the new “revitalization” effort, including the renewed push to widen Coast Highway, has banded together as the Coalition to Protect Mariner’s Mile. The group is completely independent of SPON, but has chosen to associate with SPON for purposes of tax-deductible fundraising.

The Coalition hopes to increase citizen awareness of and influence over the City’s current planning effort and future planning decisions affecting Mariners Mile.

July 20, 2017: The hearing, originally scheduled for May 18, has been re-scheduled to July 20. The Planning Commission was expected to make a recommendation about the Plan to the City Council, but the Mariners Mile item was removed from the agenda at the last moment. The Plan is now in limbo.

June 13, 2017: Council approves continued budget for the “Mariners Mile Hwy Configuration/Land Use Review” item (project ID No. 15T06), dating back to the FY2014-15 budget. $90,631 of residual funding remains in the Capital Improvement Program component of the City’s FY2017-18 budget. That account appears to be the one used to fund the “revitalization” efforts. The proposed CIP also includes a “re-budget” of $49,944 toward the City’s long-delayed reconfiguration of the Old Newport/PCH intersection (see Recent Events, May 5, 2017, below). This “re-budget” item was approved as part of the larger budget at the Council’s June 13 meeting.

June 5, 2017: Last day to submit comments on Caltrans’ environmental study of their Arches Intersection improvement proposal. See May 5, 2017, below.

Planning Commission Recommendation on “Master Plan” (May 18, 2017): A formal hearing before the Planning Commission was expected on May 18, at the end of which City staff expected the Commission to make a recommendation to the City Council about the proposed Revitalization Master Plan. However, that meeting was cancelled. The matter will apparently be brought back at a later date after City staff resolves whether Commission Chair Kory Kramer can participate in the recommendation (see notes about his conflict under April 20, below). That process could apparently take anywhere from 30 to 60 days.

City “Development Review Committee” (May 11, 2017): City staff’s “Development Review Committee” is expected to hold a “Pre-Application & Project Review” meeting regarding a proposal for the former Ardell Property (site of A’maree’s and the boat storage area across PCH). The meeting is not likely to be open to the public.

PMM Community Awareness Event (May 6, 2017): On Saturday May 6, from 9 a.m. to 1 p.m., the Coalition to Protect Mariner’s Mile held a “Community Awareness Event” at Cliff Drive Park in the upper picnic area between Riverside and Redlands.

Caltrans releases Arches Intersection plans for public comment (May 5, 2017): The City, in collaboration with Caltrans, wishes to make changes to the “Arches Intersection” where Old Newport, PCH and the Newport Blvd. bridge come together. Before proceeding with the project, Caltrans, on May 5, released the required environmental “Initial Study and Negative Declaration” for 30 days of public review and comment. This project has been in the City’s Capital Improvement Program budget since 2012 (the “FY13 CIP“) and curiously the CIP adopted in 2016 and the proposed CIP set for adoption in 2017, in which it is listed as “Old Newport Blvd/West Coast Hwy Widening (15R19),” say the design and environmental review has been “completed.” In fact, the City seems to have passed the review responsibility for this over to Caltrans. However that may be, the City’s Public Works staff has said they have been unable to obtain grant funding for this project, so its fate is uncertain even if it obtains Caltrans approval.

Wake Up! Newport presentation (May 4, 2017): Community Development Director Kimberly Brandt was expected to speak about the Revitalization Master Plan (among other topics) at the Newport Beach Chamber of Commerce’s “Wake Up! Newport” meeting. Like the April 11 presentation, the meeting was video recorded and should be posted (under that date) on the City’s streaming video page

Planning Commission study session (April 20, 2017): The Planning Commission held a study session on the Master Plan on April 20 at 6:30 p.m. in the City Council Chambers, with a minimum quorum of four Commissioners in attendance (PC Chair Kory Kramer appears to be permanently recused from this item due to his management interest in the Balboa Bay Club & Resort, Commissioners Zak and Hillgren had excused absences). The consultant made a presentations about the proposed Master Plan and City staff made one about the eventual widening of Coast Highway through Mariners Mile to six lanes. After extensive public input, the Commissioners seemed skeptical about the desirability of widening the highway and uncertain as to whether they would be able to make a positive recommendation on May 18. Staff persisted in asserting that the widening issue was separate from the Master Plan, and the latter needed to be pushed through to completion.

Good Morning CdM presentation (April 13, 2017): Newport Beach Community Development Directory Kimberly Brandt and Public Works Director Dave Webb gave a reprise of their April 11 SUN presentation to a smaller Corona del Mar Chamber of Commerce breakfast group. Their presentation prompted questions, not very well answered, about the meaning and significance of a “Master Plan” and how it relates to other planning documents such as the City’s General Plan.

Speak Up Newport presentation (April 11, 2017): City staff made a presentation about the Master Plan and PCH widening proposals at the monthly Speak Up Newport meeting at City Hall. The presentation was video recorded and should be posted (under that date) on the City’s streaming video page

Release of draft Master Plan(April 11, 2017): A 163 page draft of the “Mariners’ Mile Revitalization Master Plan” has been posted for public review on the City website, here.

District 2 Town Hall (March 27, 2017): Mariners Mile was announced as one of several topics to be presented at a “District 2 Town Hall” conducted by Councilman Brad Avery in the Mariners Branch Library community room, and intended to inform the public of City activities impacting residents of District 2. However, discussion was largely deferred when the level of public interest proved such that Councilman Avery declared it a topic needing a meeting of its own.

Mariners’ Mile Revitalization Master Plan Community Meeting (January 2017)
The third public “workshop” was held at Marina Park on January 26, 2017, at 6:00 pm. Although comments were entertained at the end, this was primarily a presentation by PlaceWorks, the outside firm preparing the new Master Plan. A SPON-produced video of this third public meeting is available here.

AutoNation Proposal Withdrawn (November 7, 2016): At its October 6 meeting, the Planning Commission recommended denial of a massive AutoNation Porsche dealership proposal, which which was not part of the revitalization planning and caught many nearby residents by surprise (see SPONvideo for August 18Planning Commission meeting). Cut back into the bluff, it would have occupied the entire north side of PCH from the largely-vacant new Mariner’s Pointe building at Dover Drive to McDonald’s, with roof-top parking and elevator shafts towering 50 feet above the highway. An appeal by AutoNation was expected to be heard by the City Council at a special Monday evening meeting on November 7, 2016. However, impacted neighbors had been circulating a petition against the project and it was announced that AutoNation had withdrawn their application.

Mariners’ Mile Revitalization Master Plan Community Workshop (September 2016)
The second public workshop was held as a noticed Planning Commission study session on Monday, September 26 at 6:00 pm at Marina Park. Attendance was good, despite it being a presidential election debate night. A video recording of this second Community Workshop is available here.

Mariners’ Mile Revitalization Master Plan Community Workshop (July 2016)The July 25 Community Workshop was literally standing-room only for the crowd that attended the event. It obviously attracted many more people than the organizers had planned. Attendees were split into groups and asked to share ideas for the area. A video recording of this first Community Workshop is available here.

City Staff unveils drive for “revitalization” of Mariners Mile (May 24, 2016)
At a sparsely attended May 24, 2016, City Council afternoon “study session,” following an OCTA presentation on the results of the OCTA/Caltrans “Pacific Coast Highway Corridor Study” (agenda Item SS4), the City’s Public Works staff conducted (as agenda Item SS5) a “West Coast Highway / Mariners’ Mile Capacity Discussion.” At the regular evening meeting, the Planning Division presented as agenda Item 8, and the Council approved, a contract with the outside land use consulting firm PlaceWorks, and one of its principals, Woodie Tescher, to “develop a Revitalization Master Plan for Mariners’ Mile.”

City staff has apparently been meeting with the developers and initially said it planned to submit a draft master plan to the Planning Commission in October and to the City Council by the end of the year. Sound like a rush job?

Need for “Citizens Advisory Panel” stealthily removed (May 26, 2015)
In the Council’s May 26, 2015, budget approval for FY2015-16, in which an unspent $222,299 was “re-budgeted” for the same project described below (now known as “Project No.: 15T06“. In the project description, the tense was changed and the word “possibly” inserted before “Citizens Advisory Panel” : “Staff is working with Mariners Mile property owners and possibly a Citizens Advisory Panel to review the ultimate street configuration and multi-model use of Coast Highway through Mariners Mile. Corresponding land uses and parking requirements of the adjacent properties also are being reviewed.” [emphasis added]

Council budgets money for “Mariners Mile Configuration and Land Use Review” (June 10, 2014)
The City budget for FY2014-15, as approved at the Council’s June 20, 2014, meeting included a $300,000 capital improvement project (“CAP15-0017“) with the above title, and the following description: “Staff will work with Mariners Mile property owners and a Citizens Advisory Panel to review the ultimate street configuration and multi-model use of Coast Highway through Mariners Mile. Corresponding land uses and parking requirements of the adjacent properties will also be reviewed.” [emphasis added]

We’ve been busy on many fronts since our last not-quite-quarterly newsletter. Despite the crushing defeat of Measure Y (almost 70% voted NO), attempts to add more density and traffic and change the character of Newport Beach have continued in different forms. But as always we’re on our toes and watching out for residents’ interests. [Links providing Measure Y background located below.]

Here’s what we’ve accomplished:

May 21: A big thanks to everyone who wrote to the Planning Commissioners to stop them from adding 300,000 sf of development capacity to Newport Coast after The Irvine Company said it had noticed a “scrivener’s error” in the voter-approved portion of the 2006 General Plan…nine years after the fact! [Links at bottom of page.]

September 1: We met with Dave Kiff, Ed Selich, Diane Dixon and Community Development Director Kim Brandt to discuss the spot zoning and tweaks to the General Plan we’re seeing all around our town. We reiterated that it’s probably time for a comprehensive review of the City’s General Plan. [Links at bottom of page.]

October 7: The Coastal Commission delayed a decision on Banning Ranch after the developer pitched a plan to build 1,175 homes, a 75-room hotel and 20-bed hostel along with 75,000 sf of retail space on a 401-acre site rich in environmentally sensitive habitat and Native American archaeological sites. The next hearing will be May 11, 12 or 13 in Long Beach [exact date and venue TBD]. We are supporting all efforts to preserve this entire site as open space and stop a project that would mean big money for developers but only give residents ten years of noise, contaminated dust and traffic jams during construction and then an ongoing drain on our roads, water, public safety and other resources. Not to mention gridlock. [Links at bottom of page.]

October 8: We had an attorney write a letter on SPON’s behalf about a plan to tear down the Beacon Bay Car Wash in Newport Center and build a seven-story building with 49 luxury condos (“150 Newport Center Project”). The project, as submitted, requires

a General Plan amendment, a Zoning Code amendment, and

a waiver of the 10-acre minimum for a “Planned Community”, and

an increase in the height limit for the site from 35 to 87 feet!

Our letter was received before the project could breeze by the Planning Commission and go on for approval by the City Council with no Environmental Impact Report (EIR). An EIR is being conducted now – stay tuned. [Links at bottom of page.]

Museum House: In the meantime, a competing project being put forward aims to redevelop the OC Museum of Art site, on the other side of Fashion Island, with a 26-story, 100-unit condominium high rise. Yes, you read that right… [Links at bottom of page.]

These are just a few highlights of the actions SPON took in 2015. Many of our battles are of the longer-term variety and will stretch out into 2016 and beyond…

Keeping our coastline beautiful…and true to Newport Beach

Nearly half of Newport Beach is in the coastal zone, and today projects in that zone need permits both from the City and the California

Coastal Commission. If the Coastal Commission signs off on it, the Local Coastal Program Implementation Plan, approved by the Planning Commission in October and by the City Council in November, would transfer a good deal of control over development projects to City government.

Which is fine with us as long as the City’s actions are guided by its own coastal policies and the Coastal Act. Case in point: The City approved the Back Bay Landing Project in its original form, which included building a new bulkhead, multi-story water-edge homes and a 65-foot viewing tower. The Coastal Commission deferred a final decision on the bulkhead and homes in December BUTdenied the tower, saying it would be “inconsistent with the character of the area and result in adverse visual impacts to public views of the bay and the cliffs of Upper Newport Bay”. Don’t you wonder why our City Council didn’t make that statement?

Such considerations will be all-important now that a good portion of Mariner’s Mile has changed hands and will be the subject of a number of “revitalization” proposals. We want to make sure that stretch of PCH doesn’t wind up with oversized lots and super-sized buildings on either side, making it feel like a concrete canyon. In particular, current height restrictions will have to be respected and enforced. [Links at bottom of page.]

Asking for transparency

We’re still working to get the City to use the state-of-the-art technology in the Civic Center to live stream and archive Planning Commission meetings, during which City Council-appointed commissioners discuss and vote on development projects with the potential to impact and even transform our community. Thanks to everyone who wrote letters about this last year. We may have gotten through to officials: this item is now on the February 23 City Council agenda! [Link at bottom of page.]

And we encourage you to continue writing to City Council in support of this request. City Council will hear this matter on February 23, so time is of the essence. (Email form here).

Reaching out

We’ve been trying a new community outreach model: A few of our members have graciously opened their homes for monthly informational luncheons so people can visit with like-minded residents, keep up with the City’s development pipeline (no simple task!) and find out what they can do to help.

Expanding our network of people who care

SPON is run entirely by volunteers and funded exclusively with members’ tax-deductible donations. Every bit helps. But to carry out our mission, we need people just as much as we need money. If you care about our residential and environmental qualities and have time or special skills you’d like to contribute, we’ll be thrilled to hear from you. We all love Newport Beach and we need to show it! Tell us how you can help here. If you can donate, form is here.

Save the Dates:

May 11, 12 or 13: Coastal Commission hearing on Banning Ranch in Long Beach. Exact date and venue TBD.

Back Bay Landing & Balboa Marina Projects: Update by Seychelle Cannes August 2015: The Back Bay Landing Project is proposed as a mixed-use waterfront development on seven acres at 300 East Coast Highway (PCH and Bayside Drive). This site now functions as a parking lot and recreational vehicle storage area. The Newport Beach City Council approved the project entitlement on February 11, 2014 for over 82,742 square feet of office, restaurant and dry-stack boat storage. The approved footage for the project does NOT include the propose 49 individual residential units, a three-story parking lot (partially under-ground) nor a 65 foot viewing tower. These additions are being requested by the developer through an amended Conditional Land Use Plan (CLUP). This parcel is currently zoned for marine use only. The architect for the Back Bay Landing project is the same architect that designed the Mariner’s Pointe retail and restaurant development located on West Coast Highway at Dover Drive.

Only one block away from the proposed Back Bay Landing Project, just west of Bayside Drive, is the expanded development proposed by the Irvine Company at the West Balboa Marina. Located at 201 West Coast Highway, this project will expand the existing Balboa Marina by constructing a 19,400 square foot marine commercial building for a yacht brokerage office, public restrooms and a restaurant. It is essentially at the site of the former Ruben E. Lee.

With higher density plans for Mariner’s Mile, traffic grid-lock is still in our future, despite the overwhelmingly opposition and defeat of Ballot Measure Y in November 2014.

* * * * * *

Article by Seychelle Cannes (2/2015): A mix-use waterfront development project on 7 acres at 300 East Coast Highway (PCH and Bayside Dr.) which changes the current parking lot and recreational vehicle storage area to more than 82,742 square feet of office, restaurant and dry-stack boat storage.

With higher density plans for Mariner’s Mile, traffic grid-lock is still in our future, despite the overwhelmingly opposition and defeat of the 2014 Ballot Measure Y.

Newport Beach City Council approved the project entitlement on February 11, 2014 for over 82,742 square feet of office, restaurant and dry-stack boat storage. The total approved square feet of 82,742 for the project does not include the propose 49 single residential units, 3 story parking lot (partly under-ground) nor a 65 foot viewing tower that the developer is requesting through an amended Conditional Land Use Plan (CLUP). Presently the parcel is zoned for marine use only. The architect for the Back Bay Landing project is the same architect that designed the Mariner’s Pointe retail and restaurant development located on West Coast Highway at Dover Drive. For more information, read this article about the December 2014 Coastal Commission Meeting, as well as the project write up on the Newport Beach City website.

Another development, adjacent to this project, is the expanded development proposed by The Irvine Company at the West Balboa Marina, located at 201 East Coast Highway (West Coast Highway and Bayside Dr.). The project will expand on the existing Balboa Marina and construct a 19,400 square foot marine commercial building for a yacht brokerage office, public restrooms and a restaurant. For more information on the Balboa Marina project, read the article here.